RV park loans in South Carolina — regional market guide. Nationwide: Jaken finances RV parks in all 50 states. Hub: RV park financing guide · Refinance: RV park refinance
South Carolina Myrtle Beach corridor and Upstate mountain parks offer strong ADR in peak season — insurance diligence critical on coastal assets. Horry County deal flow ranges $1.2M–$2.8M on 40–90 pad campgrounds, while Greenville-adjacent mountain parks trade at lower basis with compressed shoulder seasons. Rate comparison: RV park loan rates 2026.
Acquisition playbook: how to buy an RV park · Landlord context: SC landlord-friendly guide
South Carolina RV park segments
| Segment | Geography | ADR / occupancy profile |
|---|---|---|
| Myrtle Beach corridor | Horry, Georgetown fringe | Mar–Oct peak; wind/flood insurance |
| Upstate mountain | Oconee, Pickens, Greenville fringe | Premium ADR; shorter season |
| I-95 travel stops | Dillon, Florence corridor | Transient overnight; lower ADR |
| Lowcountry inland | Dorchester, Colleton fringe | Avoid coastal flood zones |
Worked example — Horry County 68-pad coastal corridor
$1.85M — 64% annualized occupancy, 50-amp mix, inland from flood VE zone
| Phase | Detail |
|---|---|
| Bridge | 65% LTV + $210K PIP holdback (pool, bathhouse, pad electric) |
| PIP timeline | 9 months — amenity refresh before peak season |
| Post-PIP ADR | +16% vs trailing 12 |
| Insurance | Verified +$48K/yr wind/flood vs prior owner quote |
| Refi target | SBA 7(a) at 1.25x DSCR on T-12 |
Cap rates: RV park cap rates and valuation
Seasonality — South Carolina DSCR modeling
| Month type | Myrtle Beach corridor | Upstate mountain |
|---|---|---|
| Peak | Mar–Aug snowbird + summer | May–Oct |
| Trough | Dec–Feb | Jan–Apr |
| Reserve | Wind/flood quote in pro forma | 3–6 months PITIA |
South Carolina diligence checklist
- Wind and flood insurance — current carrier quote in pro forma
- FEMA flood zone — coastal and river-adjacent pads
- Pad electric amperage — 50-amp upgrades for larger RVs
- Septic / wastewater capacity — expansion limits on rural parks
- Transient vs seasonal site rent mix — snowbird vs overnight revenue
- County STR / campground licensing — Horry and coastal municipalities
Greenville and Charlotte sponsors cross the border for lower property tax on Upstate mountain parks — but shoulder season compression requires explicit off-month modeling in every bridge memo. Coastal Horry files must attach current wind/flood carrier quotes before LOI.
Exit and refinance path
Myrtle Beach and Grand Strand snowbird pads need Oct–Apr fill documented separately from summer transient revenue. Inland I-95 corridor overnight stops offer lower basis with thinner ADR — bridge lenders may prefer value-add PIP thesis over stabilized refi day one. Coastal wind insurance can compress NOI 10%+ — current quotes required in file before leverage approval.
Related South Carolina programs
- Mobile home park loans South Carolina
- Fix and flip loans South Carolina
- DSCR loans South Carolina
- Hard money lenders South Carolina
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